It is impossible to hide your identity if you self manage.That doesn't mean a landlord self managing should not take steps to protect their privacy and reduce liability.

The down side is increasing taxes reduces economic activity, so it has diminishing returns. 

Forgiving 1 month of rent for the year is likely reducing each month's rent by 8.3%.

If you did charge the tenant for everything would you need to dramatically reduce the rent? 

Reduce your risk with the numbers as much as you can because that's what is most important.Then once it's a proven concept, you could add it to your bag of tricks for a BRRR strategy on subsequent properties.If the math works, then probably your only main concern is the wording in the contract regarding the payment of the electricity bills.

I would ask the PM to reduce their compensation for the year to offset their failure to execute your documented instructions. 

My opinion is to have 6 months, or min of $5k per property up to 3 properties before reducing that if the home is newer, or in good condition. 

Documents reduce debates.  

I use instant booking which reduces time.  

This takes a little more work, but it's the most fair and reduces the likelihood of tenants that squander utilities.If you choose #2 or #3, there are considerations:Start with an average.